186 Coolidge Ave · Ranson, WV 25438

$295,000

2 bd · 2.5 ba · 1,397 sqft · Townhouse public records · 81 Days on market

Built 2023 1,307 sqft lot Est $291k · at est. $61/mo HOA · 3% of rent ↓ 8% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +6.8/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks

Nestled in the charming Presidents Pointe community, this beautifully designed townhouse offers a perfect blend of modern comfort and traditional style. Step inside to discover luxurious vinyl plank flooring and plush carpeting that enhance the warmth of the interior. The kitchen is a equipped with stainless steel appliances, including a built-in microwave, dishwasher, and electric oven/range. The spacious island provides additional prep space and a casual dining option, while recessed lighting and stylish window treatments add a touch of elegance. With two well-appointed bedrooms and two and a half bathrooms, this home is designed for comfort and convenience. The fully finished basement of

Key facts

• $61 HOA
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Ownership is fee simple; Property condition listed as excellent; Year built estimated
• HOA & community: HOA fee of $61 monthly; Road maintenance responsibility handled by HOA; Paved roads

Exterior

• Parking: Attached rear-entry garage with inside access and garage door opener; 2 garage/parking spaces; On-street parking available
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Above-grade finished living area reported by assessor
• Construction: Aluminum siding; Concrete perimeter foundation; Double-hung windows
• Exterior features: Sidewalks; Street lights; Not in a federal flood zone

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Exhaust fan; Electric range/oven; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms on the first upper level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: 2 full bathrooms (all upper levels); 1 half bathroom on main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Ceiling fans; Electric heating and cooling systems; Electric hot water
• Interior features: Ceiling fans; Open floor plan; Combination kitchen/living and kitchen/dining areas; Family room off kitchen; Kitchen island; Recessed lighting; Window treatments; Drywall walls and ceilings; 10 total rooms
• Laundry & utility: Laundry on lower floor (has laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (30.7% below list).
• Recommended offer: $205k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% in Ranson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#100 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety F.
• Jefferson County Schools (rural): math 29% / reading 46% proficiency, ranked #6 of 55 in WV (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: T A Lowery Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 522 students, 0% FRL); Wildwood Middle School (math 15% / reading 40%, grade F, #70 of 109 statewide, top 65%, 425 students, 0% FRL); Jefferson High School (math 30% / reading 62%, grade D-, #9 of 110 statewide, top 7%, 1,444 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 323 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,581 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $290,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 Anthem St	0.15mi	2/2.5	1,387 (-1%)	1mo	$292,490	$211	91
372 Anthem St #448	0.16mi	2/2.5	1,387 (-1%)	1mo	$288,990	$208	91
483 National St	0.09mi	2/2.5	1,387 (-1%)	5mo	$268,990	$194	90
491 National St	0.09mi	2/2.5	1,387 (-1%)	5mo	$270,990	$195	90
328 Anthem St	0.11mi	2/2.5	1,387 (-1%)	5mo	$274,990	$198	89
15 Capitol Mews	0.10mi	2/2.5	1,397 (0%)	8mo	$250,000	$179	89
95 Anthem St	0.13mi	2/2.5	1,387 (-1%)	7mo	$290,280	$209	87
352 Anthem St #443	0.14mi	3/2.5 (+1)	1,387 (-1%)	1mo	$292,990	$211	86
10 Coolidge Ave	0.16mi	2/2.5	1,387 (-1%)	7mo	$309,990	$223	86
658 Thumper Dr	0.58mi	3/2.5 (+1)	1,504 (+8%)	0mo	$295,000	$196	55
55 Fuzzy Tail Dr	0.41mi	3/3.5 (+1)	1,572 (+12%)	8mo	$275,000	$175	45
55 Rolling Branch Dr Lot 144 QUINCY	0.71mi	3/3.5 (+1)	1,315 (-6%)	8mo	$276,640	$210	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $138,757
• Equity at exit: $265,759

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $425,797
• Equity at exit: $573,120

Cash invested: $82,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25438

• Home prices YoY: 10.3%
• Active inventory: 323
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$61
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-344

Break-even live

Break-even rent $2,481

Max offer price $234,286

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-260	+0% $-344	+5% $-427	+10% $-511
Rent	-10% $-505	-5% $-425	+0% $-344	+5% $-263	+10% $-182
Rate	-1.0pp $-195	-0.5pp $-269	base $-344	+0.5pp $-420	+1.0pp $-498

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	0.07mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	0.10mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	0.11mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	0.13mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	0.15mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	0.19mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	0.24mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.78mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.78mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.80mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.82mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.85mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.85mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	0.91mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	14d	1	1.18mi

HOA detail

• Monthly dues: $61 · $732/yr
• Likely covers: electric

Listing history 22 events

1. 2026-06-21
   days on market $295,000 Active 81 DOM
2. 2026-06-18
   days on market $295,000 Active 78 DOM
3. 2026-06-17
   days on market $295,000 Active 77 DOM
4. 2026-06-16
   days on market $295,000 Active 76 DOM
5. 2026-06-15
   days on market $295,000 Active 75 DOM
6. 2026-06-13
   days on market $295,000 Active 73 DOM
7. 2026-06-13
   days on market $295,000 Active 72 DOM
8. 2026-06-09
   days on market $295,000 Active 69 DOM
9. 2026-06-08
   days on market $295,000 Active 68 DOM
10. 2026-06-08
    price $295,000 Active 67 DOM
11. 2026-06-07
    days on market $299,000 Active 67 DOM
12. 2026-06-04
    pricedays on market $299,000 Active 64 DOM
13. 2026-06-03
    days on market $300,000 Active 63 DOM
14. 2026-06-02
    days on market $300,000 Active 62 DOM
15. 2026-06-01
    days on market $300,000 Active 61 DOM
16. 2026-05-31
    days on market $300,000 Active 60 DOM
17. 2026-05-17
    price $300,000
18. 2026-05-13
    price $305,000
19. 2026-04-30
    price $312,000
20. 2026-04-21
    price $319,900
21. 2026-04-01
    listed $325,000 Active
22. 2026-03-30
    historical $325,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $1,950 · $162/mo
• Projected year-2 tax: $1,950 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,550
• − Mortgage interest: −$16,525
• − Property taxes: −$1,950
• − Insurance: −$2,272
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − HOA: −$732
• − Depreciation: −$8,582
• Taxable loss: −$9,439
• Est. tax savings @ 24.0%: +$2,265
• After-tax cash flow: $-1,859/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jefferson County Schools
• NCES district ID: 5400570
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $67,038
• Composite: 33.98/100
• National rank: #5322
• State rank: #6 of 55 in WV

Livability — Ranson

• Score: 66/100
• State rank: #100
• US rank: #11255

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranson, WV
• County: Jefferson County · 28,403 people
• City population: 7,330
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 7,330
• Household income: $81,875
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 90.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 61,715 people
• By 2030: 64,052 · +3.8%
• By 2040: 67,713 · +9.7%
• By 2050: 69,843 · +13.2%
• By 2075: 72,679 · +17.8%
• By 2100: 71,872 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 7% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Serbian 4% Italian 2% Romanian 2%
• Foreign-born: 7% · Canada, Philippines
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 3%

Political lean MEDSL · Jefferson

• 2024 margin: R (+15.8) · D 41.0% · R 56.8% · Other 2.1%
• 2008→2024 swing: -20.6pp toward R · 2008: 4.8pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+10.5 2016: R+15.3 2012: R+4.0 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.87%
• Current HPI: 352.707
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $300,000 BRIGHT MLS
• 2026-05-13 Price Changed $305,000 BRIGHT MLS
• 2026-04-30 Price Changed $312,000 BRIGHT MLS
• 2026-04-21 Price Changed $319,900 BRIGHT MLS
• 2026-04-01 Listed $325,000 BRIGHT MLS
• 2026-03-30 Coming Soon $325,000 BRIGHT MLS